Rented normally, it costs you £767 a month. That is £9,203 a year, every year you hold it.

Will it pay?Calculator

You top up £767 a month — the mortgage takes 95p of every pound of rent

Borrowing £141,577 less would close that shortfall — which is £141,577 more cash at the start, on top of the deposit.

£3,453 mortgage

£3,621 rent in£767 short

◧ market rent £3,621 · 1 comp2 empty weeks a year assumed

What if I change my assumptions?The dials

At the asking price, 25% deposit, 6.50% charged

Change any of these 16 and every card on this page changes with it. The 6.50% is the 5.75% quoted plus a company premium.

◧ worked out from local rents

What will it cost me to buy?Breakdown

£304,150 + refurb costs

And about £46,013 more over five years, because it loses £767 every month you hold it — before any repair. That already assumes the rent never falls.

£304,150 to buy it

deposit · stamp duty · solicitor · fees~£43,792, unseen

□ works not inspected

What would have to be true?The working

£185,000 off and it stops losing money

At the asking price you feed it £767 a month. At £661,157 the rent covers everything — leaving stamp duty of £56,116 at that price.

offer £661,157

asked £850,000

◧ worked back from the rent■ stamp duty re-bandedrounded down to £5,000 — the rent it works back from is an estimate

What will the rent borrow?Lender test

The rent carries £384,191 of the £637,500 loan

That £253,309 is yours to find on top of the deposit. Tested at 125% instead of 145% — a company or a basic-rate taxpayer usually is — the gap is £191,838. Lenders test the rent at 7.5% and need it to cover 145% of the payment.

£5,777 needed

more than the £3,482 rent

stressed at 7.5%, 145% cover

◧ rent after empty weeks £3,482PRA-style test

Who has to say yes?Council record

Barking and Dagenham council decides

Named from the postcode, with no decision record under it. Check Barking and Dagenham council's pre-application advice before you commit to a room-let plan.

■ Article 4 — planning permission required◧ authority from the postcode□ no decision recordfrom the Article 4 map we hold

Is it a good location?Open the map

Dagenham, RM10 7BB

1 of 4 schools in this postcode area rated Good or Outstanding and flood risk checking… — open for the map, the schools and the rest.

Article 4Planning permission required to let by the room

■ postcode area, not this address

What could kill thisThe checks

You would need a licence from the council first

Letting without the council’s licence is an offence, and the fee is in no figure here.

3 problems found · 1 came back clear · 4 we could not check · 1 does not apply to this property

■ from council licensing registerlisting last seen 16 Sep 2026

Which strategy wins?The ways to run it

Every way loses money — Standard rental loses least, at £767 a month

Let it to the council: £13,368 a year less, but they keep paying when it is empty.

Standard rental−£767 · £347,942 in

Guaranteed council rent−£1,881 · £347,942 in

Rent by the room−£2,053 · £347,942 in

Housing-benefit rent−£2,343 · £347,942 in

Each row: money kept a month, then the cash it ties up. Not compared: Do it up, then remortgage (pays back at the remortgage) · Short-stay let (no local short-let data) · Buy, improve & sell (pays out on sale)

◧ 4 ways, one measureranked on money kept each month, at the asking price

What would you walk away with?The five-year sums

−£89,637 after five years on the cash you put in, before tax on the sale

Less than the same cash would have made in a savings account, after tax on the interest. The savings account’s capital is not at risk; the property’s is. A fall of about 26% in the price would leave nothing from a sale after selling costs, and you would still owe the lender any shortfall. That is the £347,942 you put in. The 5-year fix runs past this 5-year hold, so the rate reset comes after it.

◧ 2.0%/yr growth assumed